[Added 3-9-2010 by Ord. No. 8-10]
A. 
Purpose.
(1) 
The purpose of the Mantoloking Road Corridor Streetscape Overlay Zone article is to encourage development and redevelopment of commercial and residential properties along this roadway to reflect architectural cohesiveness as well as aesthetic and practical improvements and encourage installation of sidewalks to improve opportunities for pedestrian amenities. These improvements shall include pedestrian and vehicular connectivity, internal circulation, sidewalk construction, creation of public spaces, such as courtyards and common landscaped areas, and beautification through landscaping and consistent design, nautical in nature, throughout the corridor.
(2) 
This article will encourage the redevelopment of commercial uses that are neighborhood serving and that are not intrusive to the connected neighborhoods. These areas, such as cafes, restaurants, bookstores, floral shops, retail shopping, small personal and convenience service stores, bakeries, travel agencies, child-care facilities, art galleries, and offices, are meant to generate pedestrian activity.
B. 
Intent. It is the intent of this article to encourage applicants to utilize the design standards provided in this overlay zone to improve the aesthetics and functionality of this area when redeveloping through site plan applications. All site plan applications shall comply with the contents of this article. If a proposed application does not meet the requirements, design waivers may be requested. In cases where variances are required from the bulk standards in the underlying zone, variances still must be sought. Applicants who seek variances from underlying zone requirements are encouraged to meet the majority of the design standards set forth in this article to justify the granting of those variances.
All new site plan development and redevelopment applications for commercial uses that have front, rear or side yards along the corridor of Mantoloking Road shall be subject to the following streetscape and design guidelines:
A. 
Building setback line: minimum of 25 feet from the property line.
B. 
Parking location shall be concentrated at the rear or side of the buildings or central to the proposed development and shall utilize shared parking and driveways with adjacent uses.
C. 
Sidewalks and landscaped areas shall create an area in which walking is encouraged between uses. Installation of sidewalks perpendicular to the right-of-way is encouraged when buildings have entrances parallel to the roadway to make it easier for pedestrians to access buildings without having to walk through parking areas. Sidewalks shall be a minimum of six feet wide.
D. 
Decorative treatments such as pavers shall be included in sidewalk construction to delineate and enhance public areas. Crosswalks shall be delineated and designed to create a pedestrian-friendly area for walking; these areas shall be constructed with brick pavers, slightly elevated walkways and signage to ensure safety and visibility.
E. 
Cross access to adjacent commercial sites shall be required for vehicular and pedestrian connectivity. Barriers between commercial sites shall not be permitted.
F. 
Landscaping is to include street trees planted at a minimum of 20 feet separation on center (refer to § 245-405, Selection of street trees, for species specifications) along all roadways, including internal drive aisles and major arterial roads if applicable.
G. 
Grassed areas are to include native and low-maintenance species to reduce water usage and maintenance.
H. 
Landscaped planters or beds shall be located in public spaces such as sidewalks and landscaped areas.
I. 
Access to buildings is encouraged from the front of the buildings adjacent to the sidewalks as well as permitted at the rear of the buildings adjacent to the parking facilities.
J. 
Decorative lighting, such as lamp posts or walkway lighting, shall be used in the public areas to enhance the pedestrian realm.
K. 
Balconies and awnings eight feet or less in size are not to be considered in the building setbacks as to encourage architectural interest and differentiation between uses.
L. 
For visual interest at the pedestrian level, at least 50% of the total ground-floor building frontage of any new or reconstructed building facing the public realm shall have the following: windows with clear untinted glass, recessed entries, residential stoops, or recesses for outdoor dining areas.
M. 
The total ground-floor frontage is the length of the building frontage along the pedestrian realm times the first floor height from finished floor to ceiling.
New development and major renovations in the Mantoloking Road Corridor shall be subject to approval by the Township's Architectural Review Committee to encourage design creativity, flexibility, and quality design that is sensitive to the surrounding context and unique site conditions. The Architectural Review Committee shall make recommendations based on the design guidelines outlined in § 245-272.10. Design themes should reflect the historically nautical, seashore colonial architecture of Jersey Shore towns.
A. 
The Mantoloking Road Corridor typifies the architectural themes found in seashore colonial settlements in the Monmouth and Ocean County area. Homes and businesses in this area were designed with gabled roofs, widow's walks, colonnades and cupolas in the mid to late 1800's and dot the scenic corridor of Mantoloking Road. Seashore colonial architecture dominates the style of these buildings and is encouraged to be carried out in the implementation of redevelopment in this overlay zone.
B. 
The Township's Architectural Review Committee shall utilize the following design guidelines in reviewing all new developments and major renovations in the Mantoloking Road Corridor.
C. 
Mantoloking Road Design Guidelines. The desired design theme should be "timeless" and mimic the homes and businesses that dot the historic New Jersey shore corridors. The specific characteristics of these desired structures include:
(1) 
Building materials, including, but not limited to, wood and clapboard shingles or modern replications in more durable materials.
(2) 
Muted or natural colors and signage that coordinates with building facade.
(3) 
Buildings greater than one story with clear delineation of the boundary between each floor of the structure through belt courses, cornice lines or similar architectural detailing.
(4) 
Pitched or gabled rooflines.
(5) 
Overhanging eaves.
(6) 
Utilization of awnings, covered walkways, open colonnades or similar weather protection where applicable.
(7) 
Main pedestrian entrances must face the street and be clearly articulated through architectural detailing; however, access is also encouraged at the rear of the buildings adjacent to parking areas.
(8) 
Other architectural features should include corner towers, cupolas, clock towers, spires, balconies, colonnades or similar features.